East Goshen n Towns nshi hip Presentation on Proposed - - PowerPoint PPT Presentation

East Goshen n Towns nshi hip Presentation on Proposed Traditional N Neighbo hborho hood d Dev evel elopmen ent (TND) District Overlay Ordinance

October 22, 2019

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A Brief History of the Paoli Pike Corridor

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• 1920-Arcade Dance Hall is popular night spot

(current Peppermill)

• 1928-Albrecht’s Nursery opens (current CVS)
• Late 1920s-First gas station opens (current

Swiss Farms); over the next 50+ years it changes ownership several times (Atlantic Richfield, Esso, Arco, Mobil)

• 1946 Arcade Dance Hall becomes Melody Hall
• 1957-Albrecht’s expands nursery and builds

garden store

• 1974-New Kent Apartments built
• 1982-Melody Hall becomes Peppermill
• 1987-Goshen Village Shopping Center

developed

• 1993- Albrecht’s demolished and converted

into hardware store

• 1998-hardware store becomes CVS

Development along Paoli Pike has been patchwork and random over the past 100 years

On October 20, 2015, the Board of Supervisors adopted a new Comprehensive Plan for the

• Township. This plan is

intended to provide a framework for a path forward from 2015 to 2025. This plan identified a number of objectives as top priorities, including:

• Transforming the Town Center into a viable, walkable, visitable place
• Transforming the Paoli Pike Corridor into a walkable, connected artery.
• Increasing pedestrian circulation along Paoli Pike.

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How We Got Here...2015 Comp Plan

The Board then applied for and received a grant to develop a coordinated transportation and land use plan for the Pao aoli li P Pik ike c corrid idor

• Connect people to the Paoli Pike Trail and other places along the corridor to support alternative modes of

transportation and expand opportunities for recreation

• Calm traffic along the Paoli Pike Corridor to create a safe and comfortable environment for walking, biking, and

driving

• Enhance Goshenville to support commerce and promote compact, mixed-use, walkable development with

appropriate amenities in the area generally bounded by Paoli Pike, Boot Road, and North Chester Road

• Activate the corridor through programs and community events to encourage people to walk, bike, eat, shop,

and play along Paoli Pike

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On December 19, 2017, the Board adopted the Paoli Pike Corridor Master Plan. The vision of this plan is “to make Paoli Pike a destination,” and includes the following four interrelated goals:

How We Got Here...Paoli Pike Corridor Master Plan

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• The Board of Supervisors tasked the Planning

Commission with developing ordinance amendments to achieve these goals.

• The Planning Commission deliberated these

issues for over a year in public meetings.

• The result of their work is the Proposed TND 1

& 2 Overlay District Ordinance.

How We Got Here...Planning Commission Follow Up

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• Combines 5 separate zoning districts into one
• Creates consistency along Paoli Pike
• Creates a more efficient use of land by

encouraging integrated mixed uses

• Extends housing opportunities
• Creates pedestrian oriented neighborhoods

and public spaces

• Creates a direct streetscape presence
• Allows for a diversity of uses
• Fosters a sense of place

What does the TND Ordinance do?

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The TND Ordinance consists of two components:

• 1. Zoning (Permitted Uses and Setbacks)
• 2. Subdivision (Process for Developing a

Property and the Design Standards)

What is the TND Ordinance?

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Early on, in response to public input, the Planning Commission split the TND into two distinct districts:

1) TND-1 (commercial & residential) 2) TND-2 (residential)

How many districts are in the TND Ordinance?

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Map of TND-1 (Commercial & Residential)

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The properties included in TND-1 are:

• Goshen Executive Center
• Sunoco Gas Station
• CVS
• PALCS
• D’Abundo property
• Bentley Building
• Dentist Office
• Goshen Village Shopping Center
• TD Bank
• Township Properties (Twp Bldg &

District Court)

• Former M&T Bank Property
• Sinquett Property
• Wawa
• Swiss Farms
• Peppermill Restaurant

Background on TND-1

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• Personal service establishment such as retail and/or self-service dry

cleaning and laundry, barber shop, beauty salon, and shoe repair

• Retail sales within a building not to exceed 8,000 square feet of gross leasable

area, excluding gas stations

• Standard restaurant
• Standard restaurant with Take-Out Service (Peppermill)
• Fast food restaurant without Drive-Thru
• Business office (Goshen Executive Center)
• Professional offices for attorneys, accountants, physicians, dentists, realtors,

financial consultants, brokers, engineers, architects, etc. (Bentley Building, Dental Office)

• Government office (Township Building and District Court)

TND-1 Uses Allowed “By-Right”

Permitted Uses in TND-1

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• Public Library
• Health/Exercise/Tennis Club
• Bank or other financial institution (TD Bank)
• Mailing, reproduction, faxing, commercial art, photography and/or

stenographic services

• Forestry (Mandated by the state)
• Wireless communications facilities on Township-owned property. (Cell Tower

at Public Works Annex)

• Artisan Shop
• Outdoor dining as part of a standard restaurant
• Dwelling Units above Ground Floor Commercial Uses
• Township park, recreational areas, TND Open Space, Pedestrian Gathering

Area

• Pop-Up Use (e.g. Art Show)

TND-1 Uses Allowed “By-Right” (Cont.)

Permitted Uses in TND-1

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• Lot or building containing more than one commercial or office

establishment (Goshen Village Shopping Center)

• Public utility facility
• Child Day-care Center
• Adult Day-care Center
• Cyber charter school campus. (Pennsylvania Leadership Charter School)
• Apartments
• Dwelling units above ground floor commercial uses
• Beverage Café (Dunkin Donuts)

TND-1 Uses Allowed by “Conditional Use” (i.e. requiring a public hearing)

Permitted Uses in TND-1

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Non-Residential Uses Residential Uses Minimum Lot Area 20,000 square feet 40,000 square feet Maximum Density n/a 16 dwelling units per acre Maximum Lot Coverage By buildings 40% Not defined By total impervious coverage 65% 65% Minimum TND Open Space* 10% 20% Maximum Building Height Stories 3 Not defined Feet 40 feet 40 feet Minimum Side Yards 10 feet 10 feet Buffer Yard Adjoining Residential Districts 50 feet 50 feet Build-To Line** 15 feet 15 feet

* Includes parks, gathering areas, recreation areas, natural open spaces, etc ** Basically, the building setback from the street right-of-way

Area and Bulk Requirements in TND-1

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Map of TND-2 (residential)

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The properties included in TND-2 are:

• Peraino Property
• Tru-Team Property
• Perakis Property
• East Goshen Bible Church
• Goshen Friends Property

Background on TND-2

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• Place of worship or church (East Goshen Bible Church)
• Public or private primary or secondary school (Goshen Friends School)
• Public utility facility

TND-2 Uses Allowed by “Conditional Use” (i.e. requiring a public hearing) TND-2 Uses Allowed “By Right”

• Single-family detached dwelling (Peraksis and Peraino Properties)
• Semidetached dwelling
• Group home
• Forestry (mandated by the state)
• Townhouses
• Township Park, recreational areas, TND Open Space, Pedestrian

Gathering Area

Permitted Uses in TND-2

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Single-Family Detached Dwellings Minimum Lot Area 8,500 square feet Minimum Side Yard 10 feet minimum; 25 feet aggregate Minimum Rear Yard 20 feet Single-Family Semi-Detached Minimum Lot Area 4,500 square feet Townhomes Minimum Lot Area 1 acre Maximum Density 4 dwellings per acre Total Impervious Coverage 65% Minimum TND Open Space 35% Maximum Building Height 35 feet Perimeter Buffer Adjoining Residential Districts 50 feet Built-to Lines 20 feet

Residential Only

Area and Bulk Requirements in TND-2

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All development in the TND shall be designed to reflect or be consistent with:

Changes to the process for developing a property and design standards

• Legislative Intent of the Special

Design and Development Standards

• Overview and Key Design Elements
• Building Design & Proportion
• Parking Location & Requirements
• Curb Cuts
• Streets Walls
• Street Trees & Other Landscaping
• Street Lights
• Sidewalks/Walkways/Crosswalks
• Streetscape Features & Street

Furniture

• Pedestrian Gathering Areas
• Internal Street Network
• Drive-Thru Facilities
• Development Strategy Plan

TND Subdivision Ordinance

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What happens once the ordinance is adopted?

• Nothing unless a property owner submits an application. The TND ordinance does

not prohibit any of the property owners in TND 1 or 2 from continuing to do what they are currently doing on their property. When do the new regulations take effect?

• Whenever an existing non-residential building is enlarged by 20% or more
• Whenever the use of the building is changed
• Whenever a vacant lot is developed
• Whenever an existing building is demolished and a new building is proposed.

Frequently Asked Questions...

Next Steps

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• There are no vacant lots in either the TND 1 or 2

districts

• Township is not aware of any plans for development
• r redevelopment along Paoli Pike
• But there are opportunities for development or

redevelopment:

• Swiss Farms and M&T Bank are both closed
• Some single-family residences
• Future development is likely to occur on piecemeal

basis, much as it has occurred over last 70 years

• If we want to achieve the goals and objectives set

forth in the Comprehensive Plan and the Paoli Pike Master Corridor Plan, we need to start somewhere.

Overview of Possible Locations for Development & Infill

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• The following conceptual rendering was developed by

former Township Intern and current Spotted Lanternfly Coordinator & GIS Analyst, Gabrielle Long.

• Gabrielle is a Masters candidate in Geography at West

Chester University

• The rendering shows what the M&T Bank site, the Sinquett

property and the D’Abundo property could look like if they were to be redeveloped under the TND ordinance.

Conceptual Rendering

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3D TND Model Link